Property Guide Melbourne
Your Realestate questions answered in 2026
The Fletchers Guide
Fletchers Property Guide
Expert answers to every property question, from first look to final keys
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What happens if my property passes in at auction in Melbourne in 2026?
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Does styling and staging actually get a better price in Melbourne in 2026?
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Thinking about selling in Rye or Rosebud — what do I need to know in 2026?
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How does capital gains tax work when selling an investment property in Melbourne in 2026?
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What is a vendor's statement and what do I need before selling in Victoria in 2026?
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All Questions
168 questions
A strata report, officially called an owners corporation certificate, provides prospective buyers with a detailed overview of the financial health and administrative management of the apartment building. It’s a crucial document when selling an apartment in Victoria, as of December...
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In Victoria, it’s not legally *required* to have finance pre-approval before bidding at auction, however, as of December 2025, it’s increasingly common and strongly advised for buyers. Sellers aren’t obligated to accept conditional offers, and unconditional offers generally hold more...
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Determining responsibility for repairs in a Melbourne rental property is governed by the Residential Tenancies Act 1997 and the specific terms outlined in the lease agreement. As of December 2025, the landlord generally bears the responsibility for maintaining the property...
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In Victoria, any structural alterations, electrical work, plumbing, and gas fitting legally require licensed tradespeople. This ensures work meets safety standards and complies with building regulations, protecting both homeowners and future buyers. As of December 2025, Melbourne sellers frequently undertake...
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Generally, no. Victorian law strictly regulates electrical work, and most tasks require a licensed electrician. Undertaking unlicensed electrical work can be dangerous and illegal, potentially voiding your home insurance and creating issues during a property sale. As of December 2025,...
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Deciding whether to fix or vary your investment loan rate involves weighing potential interest rate fluctuations against your financial risk tolerance, particularly as you prepare to sell a property. As of December 2025, this is a common consideration for Melbourne...
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Retirement villages in Victoria offer a range of accommodation and lifestyle options for seniors, typically involving a financial contribution for accommodation and ongoing service fees. As of December 2025, they are becoming an increasingly considered option for downsizers, particularly those...
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Downsizing involves selecting a property that better suits your current lifestyle needs, often following a life stage change. As of December 2025, Melbourne downsizers are increasingly focused on low-maintenance living and convenient locations. Currently in Melbourne, particularly within the Eastern...
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Stamp duty, or transfer duty, is a tax payable to the Victorian State Revenue Office when you purchase property. When downsizing, it’s the duty on your *new* purchase that’s relevant, not the sale of your existing home. As of December...
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If you’re dissatisfied with your property manager’s performance, the process typically involves first raising your concerns directly with them and their agency. As of December 2025, most agencies have internal dispute resolution processes to address these issues. Currently in Melbourne,...
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Tenant abandonment, while uncommon, presents a specific set of circumstances for Melbourne property owners looking to sell. It’s a legal process requiring adherence to Victorian legislation, and impacts the timing of a property campaign. As of December 2025, if a...
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The concept of ‘blacklisting’ tenants doesn’t exist in Victoria. However, landlords and property managers can report tenants to tenancy databases that are used to assess future rental applications. As of December 2025, these databases are managed by private companies and...
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Calculating renovation Return on Investment (ROI) involves comparing the cost of improvements to the increase in your property’s value. As of December 2025, Melbourne’s property market favours well-presented homes, but realising a positive ROI requires careful consideration. In Melbourne, particularly...
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Receiving complaints about a tenant while preparing to sell your property is unfortunately not uncommon. As of December 2025, it’s a situation that requires careful navigation, particularly given the Victorian tenancy laws and the need to present your property in...
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Under Victorian law, as of December 2025, sellers aren’t generally *required* to make repairs when selling a property. However, you must disclose any known material defects to potential buyers. This means anything that could reasonably affect the value or desirability...
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Finding tenants in Melbourne involves a process of property preparation, marketing, and applicant screening, typically taking between 2-4 weeks as of December 2025. The timeframe can vary depending on property condition, location, and current market demand. Currently in Melbourne, particularly...
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Determining eligibility for Victorian first home buyer benefits involves meeting specific criteria related to residency, property value, and whether you’ve previously owned property. These benefits currently include potential exemptions from stamp duty and access to the First Home Guarantee Scheme....
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As of December 2025, Victorian vendors are not obligated to allow a property inspection. However, refusing access can significantly impact a sale, particularly in a competitive market like Melbourne’s Eastern Suburbs. Currently in Melbourne, a buyer’s ability to thoroughly inspect...
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Managing risk when selling multiple properties simultaneously involves coordinating timelines, marketing efforts, and potential financial implications to optimise outcomes. As of December 2025, this is becoming increasingly common as property portfolios grow and owners reassess their investments. Currently in Melbourne,...
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Obtaining a building permit in Melbourne is a necessary step when undertaking structural renovations or new construction, and the timeframe can vary significantly depending on the complexity of the project and the local council. As of December 2025, processing times...
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Determining which renovations require a building permit in Victoria can be complex. Generally, minor cosmetic work and certain repairs don’t necessitate a permit, but structural changes or alterations affecting building safety almost always do. As of December 2025, in Melbourne,...
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Generally, if you are renting out a property in Victoria, you will need an Australian Business Number (ABN) if you are operating as a business. This typically applies if you’re actively managing multiple properties or providing services beyond simply collecting...
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Downsizing involves reducing the size of your home, often to suit a changing lifestyle. A common consideration for Melbourne homeowners is whether to remain within their current suburb or explore new areas following the sale. As of December 2025, many...
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Downsizing to a unit involves selling a larger family home and purchasing a smaller, typically low-maintenance property like an apartment or townhouse. As of December 2025, this is a common consideration for Melbourne homeowners looking to release equity or simplify...
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Downsizing often involves considering features that cater to changing needs and potential mobility limitations, ensuring long-term comfort and convenience. As of December 2025, Victorian sellers are increasingly aware of the value of incorporating accessible design elements, particularly in popular downsizing...
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Financing a renovation involves securing funds to update your property, often with the aim of increasing its market value before sale. As of December 2025, Melbourne homeowners considering renovations prior to selling typically explore several financing options. Currently in Melbourne,...
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Independent living and retirement villages both offer housing options for seniors, but differ significantly in ownership and services. Independent living generally involves owning or renting a property within a community, while retirement villages typically involve a loan lease or deferred...
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Setting a price higher than market value with the intention of negotiating downwards is a strategy some sellers consider, but its effectiveness varies significantly depending on current market conditions and property specifics. As of December 2025, in Melbourne’s Eastern Suburbs,...
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As of December 2025, Victorian landlords (or their property manager) do not have the right to simply refuse a prospective tenant. The process is governed by the Residential Tenancies Act 1997 and aims to prevent discrimination. A landlord must have...
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Securing reliable tenants is a crucial aspect of property investment, and as of December 2025, the process in Melbourne involves a combination of thorough screening and utilising professional property management services. Currently in Melbourne, the rental market is competitive, with...
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Researching investment suburbs involves analysing a range of economic and demographic factors to identify areas poised for future growth. As of December 2025, this process is increasingly data-driven, requiring a nuanced understanding of Melbourne’s diverse property landscape. Currently in Melbourne,...
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The Victorian Civil and Administrative Tribunal (VCAT) handles disputes relating to property, including those arising from sales transactions. A VCAT hearing is a formal process where both parties present their case to a tribunal member for a binding decision. In...
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Maximising rental returns involves understanding current market conditions and presenting a property that strongly appeals to tenants. As of December 2025, this means considering factors beyond simply the property itself, and understanding how the sales process influences long-term rental viability....
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Capital growth refers to the increase in a property’s value over time, while rental yield represents the annual rental income as a percentage of the property’s value. Both are important considerations for property owners, but they represent different aspects of...
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Deciding whether to sell your current property before purchasing a smaller home is a common consideration for downsizers in Victoria, and involves weighing financial security against the potential challenges of temporary accommodation. As of December 2025, the Melbourne property market,...
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Understanding prevailing interest rates is crucial when selling property, as they directly influence buyer borrowing capacity and therefore demand. As of December 2025, interest rates aren’t directly part of the selling process, but they significantly shape the market conditions sellers...
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Considering a low-maintenance property when selling involves understanding how current buyer preferences and market conditions in Melbourne influence perceived value and saleability. As of December 2025, buyers in Melbourne’s Eastern Suburbs – particularly families favouring areas like Balwyn and Doncaster...
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Downsizing involves more than just selling a larger home for a smaller one; it’s a financial transition that requires careful consideration to ensure your lifestyle remains comfortable. As of December 2025, many Melbourne homeowners are exploring this option, particularly in...
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Property condition significantly influences perceived value and, consequently, pricing in the Melbourne property market. As of December 2025, buyers are increasingly discerning, and a property’s presentation directly impacts its appeal and potential sale price. Currently in Melbourne, particularly within the...
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Rental inspections are a standard part of property management in Victoria, allowing landlords or their representatives to assess the condition of the property. As of December 2025, Victorian legislation requires landlords to provide tenants with at least 24 hours’ written...
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Proximity to public transport is a consistently significant factor for Melbourne property buyers, and as of December 2025, this continues to influence property values and desirability, particularly in the Eastern Suburbs. Currently in Melbourne, buyers often factor in commute times...
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While not directly related to selling your property, understanding the rental market can be relevant when considering investment properties or timing a sale. As of December 2025, landlords in Melbourne are increasingly scrutinising applicants’ credit history, but it doesn’t automatically...
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Decluttering before downsizing involves systematically reducing possessions to suit a smaller living space, and is a common step Melbourne homeowners take to maximise their property’s appeal and achieve the best possible sale price. As of December 2025, prospective downsizers in...
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Determining whether cosmetic renovations will increase your sale price involves understanding current buyer preferences and market conditions. As of December 2025, Melbourne’s property market is experiencing moderate growth, with a forecast of 3-6% for 2026, meaning presentation is particularly important....
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Dealing with tenant damage is a common consideration for Melbourne property owners, particularly when preparing a property for sale. As of December 2025, the process involves assessing the damage against the original condition report and the security deposit held. Currently...
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Evicting a tenant in Victoria involves a specific legal process, requiring adherence to the Residential Tenancies Act 1997 and subsequent amendments. As of December 2025, it’s a process focused on ensuring fairness to both landlords and tenants, and is generally...
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Selling an investment property in Melbourne involves navigating capital gains tax (CGT) and potentially other tax implications, making professional accounting advice highly beneficial. As of December 2025, most investment property owners engage an accountant to optimise their tax position during...
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Building permits are required for most structural alterations, additions, and new construction work in Victoria, ensuring compliance with the National Construction Code and local regulations. Costs vary significantly depending on the scope and complexity of the project. As of December...
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In Victoria, sellers aren’t legally obligated to disclose every defect with their property, or to undertake repairs before a sale. However, failing to disclose a known material defect can lead to legal repercussions after the sale, and can certainly impact...
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Land tax is an annual charge levied by the Victorian State Revenue Office (SRO) on the value of land you own. Whether you can claim it as a deduction when selling a property in Melbourne depends on your individual circumstances...
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Renovating without the necessary permits in Victoria can lead to legal issues and complications when you come to sell your property, as of December 2025. It essentially means work was completed that hasn’t been signed off by the relevant building...
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Downsizing involves more than just selling a home; it’s a significant life transition, and as of December 2025, many Melbourne homeowners are seeking professional assistance to navigate the process effectively. This support ranges from property preparation to sales strategy and...
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Downsizing often involves more than just finding a smaller home; it’s about adapting to a new lifestyle and ensuring the surrounding community supports that. As of December 2025, Victorian downsizers are increasingly prioritising access to amenities and social connections. Currently...
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Understanding what alterations are permissible to a rental property in Victoria is crucial for both landlords and tenants, and impacts a property’s saleability. As of December 2025, modifications generally require written landlord consent, and must comply with building regulations and...
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Understanding tenant preferences is valuable for sellers, as a property easily leased demonstrates strong investment potential and can positively influence a sale price. As of December 2025, features attracting tenants in Victoria, and particularly in Melbourne’s Eastern Suburbs, are evolving...
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Outdoor areas are consistently a significant factor for Melbourne buyers, and as of December 2025, contribute noticeably to property valuations, particularly in the Eastern Suburbs. The extent of this value addition depends on the quality, usability, and maintenance of the...
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Obtaining multiple property appraisals involves inviting several local real estate agents to assess your home’s current market value. As of December 2025, it’s a common practice for Melbourne homeowners considering selling. In Melbourne, particularly within the Eastern Suburbs where Fletchers...
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As of December 2025, Victorian legislation dictates what information can be requested on a rental application. Landlords and agents can ask questions relating to a prospective tenant’s ability to meet the rental obligations, but are restricted from requesting information that...
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Addressing minor cosmetic issues before selling involves preparing your property for presentation to maximise its appeal to potential buyers. This typically includes tasks like patching and painting, repairing minor damage, and decluttering to create a welcoming atmosphere. As of December...
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In Melbourne’s current auction market, approximately 35–40% of properties are passed in, meaning they don’t sell on auction day (CoreLogic/Cotality, April 2026). While this can be disappointing, it’s a common outcome. Most passed-in properties do sell within a few weeks...
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In April 2026, the gap between listed prices and final sold prices in Melbourne’s eastern suburbs, the Mornington Peninsula, and the Bellarine Peninsula is widening due to fluctuating buyer confidence influenced by recent RBA rate hikes. While vendor confidence remains...
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In 2026, a property valuation relies heavily on recent comparable sales, with agents analysing properties sold within your suburb in the past 6–12 months. Land size remains a key driver of value, particularly in Melbourne’s middle and outer rings. While...
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As of April 2026, Melbourne’s eastern suburbs are experiencing a period of moderate growth following a strong recovery in 2025. While the median house price reached approximately $1,020,000–$1,050,000 by December 2025, recent rate hikes in February and March 2026 have...
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While the expectation is that falling interest rates will boost buyer confidence, current conditions indicate vendor confidence has already driven a significant increase in listings. Listings are up nearly 40% since December 2025 (Raine & Horne), and appraisals are surging...
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Whether a vendor advocate is worthwhile in Melbourne in 2026 depends on your comfort level with negotiation and auction strategy. With clearance rates in the low-to-mid 60% (as of early 2026), approximately 35–40% of properties are passing in at auction....
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Prestige property values in Sorrento and Portsea have experienced a moderate correction in early 2026, with median house prices recording drops of up to -3.2% (Barry Plant Dromana, early 2026) alongside broader Peninsula adjustments. However, demand remains resilient, driven by...
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April 2026 presents a complex selling environment in Ocean Grove and Barwon Heads. Vendor confidence increased through late 2025, with listings up nearly 40% since December 2025 (Raine & Horne). However, recent RBA rate hikes have introduced caution, dampening buyer...
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Defining the endgame for your property portfolio involves strategically realising its value, often through selling one or more assets to fund other investments, lifestyle changes, or future purchases. As of December 2025, many Victorian homeowners are reassessing their portfolios in...
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The point of diminishing returns in renovations refers to when further investment in improvements yields progressively smaller increases in potential sale price. As of December 2025, understanding this is crucial for Melbourne sellers aiming to maximise their return. Currently in...
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Breaking a lease in Victoria, including Melbourne, due to work reasons isn’t automatically permitted, but there are pathways to minimise financial penalties. As of December 2025, the process involves specific clauses within the tenancy agreement and adherence to Victorian legislation....
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Commencing renovations without a building permit in Victoria, when one is required, is generally not advisable and can lead to significant complications during the sales process. As of December 2025, Victorian building regulations require permits for structural changes, plumbing, and...
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A building surveyor is a qualified professional who assesses the structural integrity and safety of a building. In Victoria, they provide independent reports on a property’s condition, ensuring compliance with building regulations and the Building Code of Australia. As of...
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Depreciation allows owners of income-producing properties to claim a deduction for the decline in value of the building and its assets over time. It’s a non-cash expense, meaning you don’t actually pay out money, but it reduces your taxable income....
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In Victoria, sellers are legally required to disclose any known building defects to potential buyers. As of December 2025, ‘urgent’ repairs – those posing immediate safety risks – require particular attention, and the timeframe for addressing them is influenced by...
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Downsizing involves more than just selling a property; it requires careful planning for the relocation of your belongings. As of December 2025, Melbourne downsizers commonly utilise a range of services, from full-service packing and removals to more streamlined options focusing...
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Downsizing involves selling a larger property to purchase a smaller, more manageable one, and the entire process in Melbourne typically takes between three and six months, as of December 2025. This timeframe encompasses property preparation, the sales campaign, and the...
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Downsizing involves more than just a change in property size; it’s important to realise there are several financial considerations beyond the purchase price of your new home. As of December 2025, Melbourne sellers need to account for expenses related to...
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Deciding whether to install air conditioning before selling involves weighing the potential cost against perceived value to buyers, particularly as Melbourne summers become increasingly warm. As of December 2025, it’s a common consideration for sellers in the Eastern Suburbs. Currently...
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Calculating equity release from downsizing involves determining the difference between your current property’s sale price and the cost of your new home, factoring in associated selling and purchasing expenses. This released equity represents funds available for other purposes, such as...
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Determining the appropriate rental bond is a key part of preparing an investment property for lease, and is governed by Victorian legislation. As of December 2025, the maximum bond amount a landlord can request is equivalent to four weeks’ rent....
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Obtaining several quotes for any renovation work is a standard practice when preparing a property for sale, allowing you to understand the potential costs and scope of works. As of December 2025, Melbourne homeowners are increasingly factoring renovation costs into...
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Professional property staging in Melbourne is no longer a luxury, but a standard practice in the competitive 2026 market. Industry data indicates that professionally styled homes achieve between 7.5% and 15% more than comparable, non-styled properties (WhichRealEstateAgent). While the cost...
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Melbourne’s property market in April 2026 is best characterised as two-speed, leaning towards a buyers’ market overall, but with pockets of opportunity for sellers. While Melbourne’s median dwelling value is approximately $830,371 (Cotality, January 2026), recent quarterly figures show a...
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Selling a rental property in Melbourne in April 2026 presents a mixed picture. While vendor confidence has improved and listings are up significantly (Raine & Horne report a nearly 40% increase since December 2025), recent RBA rate hikes have introduced...
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Auction remains a viable sales method in Melbourne’s eastern suburbs, the Mornington Peninsula, and the Bellarine Peninsula, but requires careful consideration in the current market. While vendor confidence has increased with rising listings (Raine & Horne reported listings up nearly...
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In Melbourne’s eastern suburbs, on the Mornington and Bellarine Peninsulas, budgeting $2,000–$8,000+ for professional property staging is now standard practice. Industry data (WhichRealEstateAgent) indicates styled homes achieve 7.5–15% more than comparable non-styled properties. While recent RBA rate hikes have introduced...
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Yes, real estate agent commission in Melbourne is fully negotiable in 2026. While the metropolitan Melbourne average currently sits between 1.87% and 2.1% of the final sale price (OpenAgent, WhichRealEstateAgent), rates can range from 1.6% to 2.5% depending on the...
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Your neighbour’s recent sale provides a valuable data point, but your property’s value isn’t simply replicated. Melbourne’s market is navigating new uncertainty following interest rate increases in February and March 2026. While the median house price in Melbourne rose 11–14%...
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In early 2026, selecting the right agent is crucial, but requires careful due diligence. Vendor confidence has increased, with listings up nearly 40% since December 2025 (Raine & Horne), however recent RBA rate hikes have introduced caution (Domain's Dr Nicola...
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Auction remains a viable strategy for many Melbourne vendors in April 2026, particularly in the eastern suburbs where a strong auction culture exists. However, with clearance rates tracking in the low-to-mid 60% range, approximately 35–40% of properties are currently passed...
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Preparing your property for sale in 2026 requires a pragmatic approach, balancing necessary improvements against a market showing signs of both recovery and renewed caution following recent RBA rate hikes. While Melbourne’s median house prices recovered strongly in 2025 (increasing...
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Yes, houses are still selling in Rye, Sorrento, Rosebud and Portsea in April 2026, though the market is adjusting from the rapid growth experienced during the COVID period. Median house prices across these suburbs have seen drops of up to...
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The Bellarine Peninsula property market has experienced a correction from the highs seen during the COVID period, with Ocean Grove’s median house price decreasing by 6.19% annually (as of early 2026). However, premium coastal towns like Barwon Heads and Point...
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Communicating with tenants when preparing to sell a property involves navigating legal requirements and maintaining positive relationships. As of December 2025, Victorian legislation dictates specific notice periods and access provisions for landlords intending to sell. Currently in Melbourne, the standard...
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Dealing with challenging tenants as an investment property owner involves navigating specific legal processes and understanding your obligations under Victorian tenancy law. As of December 2025, the process is largely consistent across Melbourne, but a clear understanding of current regulations...
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Downsizing often involves difficult decisions about cherished possessions, particularly family heirlooms. As of December 2025, Melbourne sellers frequently find managing these items a significant part of the emotional and logistical process of preparing a property for sale. In Melbourne’s Eastern...
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Downsizing support in Victoria encompasses financial, legal, and practical assistance designed to help homeowners transition to a more suitable property, often releasing equity in the process. As of December 2025, several government and private services are available to navigate this...
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Downsizing represents a significant life change, often involving letting go of cherished memories attached to a family home. As of December 2025, many Melbourne homeowners are realising this emotional component is as important to navigate as the practicalities of selling....
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Proximity to amenities is a consistently significant factor for downsizers in Melbourne, influencing both property values and buyer interest. As of December 2025, we’re seeing this particularly pronounced as the demographic shifts towards a greater proportion of active retirees and...
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Downsizing your property involves more than just selling a home; it can significantly impact your overall estate planning, particularly regarding asset distribution and potential capital gains tax implications. As of December 2025, it’s a common consideration for Melbourne homeowners looking...
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Land size remains a significant factor for property investment in Victoria, though its importance varies depending on location and buyer demographics. As of December 2025, it’s not always the *most* crucial element, but it consistently influences value and potential returns,...
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Considering a financial advisor before downsizing involves assessing the financial implications of selling a larger property and potentially purchasing a smaller one, particularly regarding capital gains tax and superannuation contributions as of December 2025. Downsizing in Melbourne, especially in the...
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Rye and Rosebud are currently experiencing a market adjustment following the COVID-era boom, with house prices down between -2.73% and -4.11% depending on the source (CoreLogic/OpenAgent, early 2026). However, the broader Mornington Peninsula is in an “Accelerating Growth” phase (HtAG...
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The Bellarine Peninsula is attracting buyers in 2026 due to a combination of lifestyle factors, Geelong’s growth, and ongoing supply constraints. While some coastal towns experienced price corrections in 2025, demand remains strong, particularly in Barwon Heads and Point Lonsdale....
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Capital Gains Tax (CGT) is applied to any profit made on the sale of an investment property in Melbourne, added to your assessable income and taxed at your marginal rate. The CGT event occurs when the contract of sale is...
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In Victoria, the vendor’s statement – often called a Section 32 – is a comprehensive disclosure document you must provide to potential buyers before selling your property. Preparing this statement, along with costs like land tax clearance and potential loan...
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If you’re considering selling an investment property in Melbourne in 2026, proactive planning is crucial. Increased property taxes in Victoria, combined with recent RBA rate hikes, are influencing investor behaviour and increasing supply in some areas. While vendor confidence improved...
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As of April 2026, Melbourne’s housing market is showing signs of cooling after a surge in listings late 2025. The Melbourne median auction price for houses is currently $937,500 (week ending 11 April 2026), down 6.3% year-on-year (week ending 11...
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Selecting the right agent in Melbourne’s current market requires careful due diligence. Prioritise agents with a proven track record of recent sales of comparable properties in your specific suburb. Commission rates are negotiable, currently averaging between 1.87% and 2.1% across...
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Melbourne house prices are displaying mixed signals in early 2026 following two consecutive rate rises in February and March. While forecasts from KPMG, Domain, and PropTrack still point to growth of 6–8% for the year, ANZ Research has revised its...
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The most cost-effective renovations in Melbourne generally focus on cosmetic updates that maximise appeal to buyers, rather than structural changes. As of December 2025, sellers are increasingly prioritising presentation to achieve the best possible sale price. Currently in Melbourne, particularly...
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